Reviewed by Mustafa Bilgic
Founder, WebCalculator
SDLT bands are taken from HMRC and GOV.UK guidance. Always confirm the duty payable with your conveyancer before completion. Estimates only — not legal advice.
See exactly how much Stamp Duty Land Tax you’ll pay on your property purchase — with first-time buyer relief and the 5% additional-property surcharge built in. Updated for the current SDLT bands.
England & Northern Ireland (SDLT)
Stamp Duty Land Tax (SDLT) applies when you buy a property in England or Northern Ireland. (Scotland charges Land and Buildings Transaction Tax, and Wales charges Land Transaction Tax — different rules apply.) Like Income Tax, SDLT is tiered: each slice of the price is charged at its own rate.
| Portion of price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
If you and anyone you’re buying with have never owned a property, you pay reduced SDLT on a home costing up to £500,000:
| Portion of price | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
Buy a first home over £500,000 and you lose the relief entirely — the standard rates apply to the whole price.
Buying an additional residential property (a second home or a buy-to-let) adds a 5% surcharge on top of every standard band. The “Additional” option above applies this for you.
A home mover pays £5,000 — 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £50,000 (£2,500). A first-time buyer pays £0 on a £300,000 home.
Not on the first £300,000, for a home costing up to £500,000. Above £300,000 (and up to £500,000) the rate is 5%. There’s no relief on first homes over £500,000.
An extra 5% is added to every band when you buy an additional residential property such as a second home or buy-to-let, on top of the standard SDLT rates.
No. This calculator is for Stamp Duty Land Tax in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, which have their own bands set by the devolved governments.